PLANNING COMMISSION REPORT

Regular Agenda - Non-Public Hearing Item

PC Staff Report

06/26/06

ITEM NO. 2B: FINAL PLAT FOR LAWRENCE MEMORIAL HOSPITAL ADDITION; 325 MAINE STREET (LAP)

PF-05-13-06: Final Plat for Lawrence Memorial Hospital Addition. The property includes approximately 23.860 acres and is generally described as being located North of W. 4^th Street between Arkansas and Maine Streets, along the West side of Arkansas Street south of W. 3^rd Street, and along the North side of W. 4^th Street between Michigan and Arkansas Streets. Submitted by Landplan Engineering, PA, for the City of Lawrence, property owner of record.

STAFF RECOMMENDATION: Planning staff recommends approval of the Final Plat for the Lawrence Memorial Hospital Addition and forwarding it to the City Commission for acceptance of easements and rights-of-way, subject to the following conditions:

1. Provision of the following fees and documentation:

a) A current copy of a paid property tax receipt.

b) Recording fees made payable to the Douglas County Register of Deeds.

c) A completed Master Street Tree Plan in accordance with Section 21-708a.3.

d) A Temporary Utility Agreement.

2. Pinning of both lots in accordance with Section 21-302.2 of the Subdivision Regulations.

3. Revision of the plat to include the following:

a. Notation of vacation of Arkansas Street right-of-way from 3^rd to 4^th Streets.

b. Notation of which easements are existing and proposed.

c. Additional utility easements to accommodate the sanitary sewer and water mains as shown on the City’s Geographic Information Systems map.

d. Notation of the 80-foot utility easement within the vacated Missouri Street right-of-way.

e. Additional drainage easements to accommodate the stormwater mains as shown on the City’s Geographic Information Systems map.

f. Notation of the off-site drainage easements along the northern and eastern sides of Woody Park.

g. Notation of the Floodplain Overlay District which touches Woody Park.

h. Notation of the long-term lease with Douglas County for the emergency vehicle storage facility at the northeast portion of the hospital site.

Applicant’s Reason for Request:

To combine 114 lots, vacate a portion of Arkansas Street right-of-way, and dedicate easements.

KEY POINTS

· The replat includes the vacation of Arkansas Street from 3^rd to 4^th Streets.

· The legal description for the subject property includes portions of platted lots.

ASSOCIATED CASES/OTHER ACTION REQUIRED

· UPR-04-04-06: Use Permitted upon Review request for the expansion of Lawrence Memorial Hospital, located at 325 Maine Street is also being considered by the Planning Commission on 6/26/06.

· Acceptance of easements and rights-of-way by the City Commission.

· Recordation of the final plat at the Register of Deeds Office.

GENERAL INFORMATION

Current Zoning and Land Use:

RM-1 (Multiple-Family Residence), RS-2 (Single-family Residence) and RO-2 (Residence-Office) Districts; existing hospital facility. [Note: The hospital facility will be zoned H (Hospital) District when the City of Lawrence Land Development Code becomes effective on July 1, 2006.]

Surrounding Zoning and Land Use:

RM-1 (Multiple-Family Residence), RS-2 (Single-Family Residence), and M-2 (General Industrial) Districts to the north; Woody Park and Mobile Village. RS-2 (Single-Family Residence) District to the west; Single-family homes. RO-1 (Residence Office), RO-2 (Residence-Office) Districts to the east; community facilities and offices. RS-2 (Single-Family Residence) District to the south; single-family residences.

Site Summary

Number of lots proposed: 2 Lots

Lot one area: 107,615 s.f. (2.5 acres)

Lot two area: 866,887 s.f. (19.9 acres)

STAFF REVIEW

The applicant is requesting final plat approval of Lawrence Memorial Hospital Addition, which is a two-lot plat. Lot one includes the hospital property, and Lot two includes Woody Park. The site is located north of 4^th Street and west of Maine Street.

The subject property was originally platted as part of West Lawrence Subdivision in 1869. The vacation of 2^nd, 3^rd, and Missouri Streets within the hospital complex has occurred over the past twenty years.

Street Rights-of-Way

No new rights-of-way are being dedicated with this plat, however, the 300 block of Arkansas Street right-of-way is proposed for vacation. According the applicant, the vacation of this portion of Arkansas Street is needed for additional hospital parking. As several issues need to be addressed prior to recommending approval of the parking lot layout as shown on the associated Master Plan, staff is recommending deferral of the Master Plan. In addition to approval of the Master Plan, a site plan for the newly configured parking area within the vacated Arkansas Street right-of-way will need to be approved prior to receiving building permits for construction of the lot.

Water/Sanitary Sewer/Stormwater Services

Existing water mains are located in the Maine, Arkansas, and 4^th Street rights-of-way. Water mains are also located in the previous 2^nd and Missouri Street rights-of-way within the hospital complex. A lateral water line is located on the southeast corner of the site.

Sanitary sewer mains are located within street rights-of-way surrounding the property, as well as along the northern and western edges of the site.

Stormwater mains are located at the north end of the site.

Easements

Several new easements are being dedicated with the plat. Specifically, 10-foot wide easements are being added along the perimeter of the property, at the north end of the site, directly west of the main entryway, within the previously-vacated Missouri Street right-of-way, and within the Arkansas Street right-of-way that is proposed for vacation. Additional utility easements are also shown to the west of the building’s main entryway, east of the Arkansas Street right-of-way.

Additional easements are needed for existing utilities. As a condition of plat approval, utility easements should be added to accommodate sanitary sewer and water mains as shown on the City’s GIS map. Additional drainage easements should also be added to accommodate stormwater mains as shown on the City’s GIS map.

As a condition of plat approval, the following existing easements should be included on the plat: off-site drainage easements bordering Woody Park and an 80-foot utility easement within the vacated Missouri Street right-of-way.

Drainage Study/ Downstream Sanitary Sewer Analysis

The applicant was not required to submit a Stormwater Drainage Study with the final plat, as the project does not propose a more than 10% increase in impervious surface area and the site is adjacent to the 100-year floodplain, which borders the site to the northwest. If forthcoming site plans show that impervious surface areas would increase by 10%, a drainage study may be required. A Downstream Sanitary Sewer Study for the site will be submitted this summer with forthcoming site plans for the building additions.

Conformance

The hospital site includes three zoning designations -- RM-1 (Multiple-Family Residence), RS-2 (Single-family Residence) and RO-2 (Residence-Office) Districts. However, the hospital facility will become H (Hospital) District when the City of Lawrence Land Development Code becomes effective on July 1, 2006. The new lots meet minimum lot area and dimensional requirements for each existing zoning district.

As the parking areas along the edges of the property encroach into the 25-foot parking and setback, variances were sought from the Board of Zoning Appeals (BZA) on May 4, 2006. Three of the variances were needed to recognize existing conditions, while one was needed for new construction – the parking area at the corner of 4^th and Maine Streets. All variances were approved unanimously by the BZA.

Summary

In accordance with Section 21-302.2, the proposed lots will need to be pinned as a condition of plat approval. The replat conforms with the Zoning Ordinance and Subdivision Regulations.